111 Wilmore Pl · Syracuse, NY 13208

$175,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 8 Days on market

Built 1940 6,400 sqft lot Est $178k · at est.

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.9/30.0
• Appreciation +10.0/10.0
• ARV discount +8.2/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Ranch in Lyncourt! Sweet house with inviting floorplan. Incredible potential. Currently 3 bedrooms but could easily convert extra 12x25 ft to a large fourth bedroom or Family room. Hardwood floors through most living space. Private back yard and garage has a double space and workshop area. Appliances included and could easily move in and update rooms as you go. Basement could easily be added living space and rooms are roughed out. Don't miss out!

Key facts

• Double space garage
• Workshop area
• Private back yard

Tags

• PRIVATE BACK YARD
• DOUBLE SPACE GARAGE
• WORKSHOP AREA
• ADDED LIVING SPACE

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Frame construction; Resale condition
• Construction: Frame construction; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Second garage; Rectangular residential lot; City street frontage; Lot dimensions approximately 40 x 160

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Resilient flooring; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Forced air heating; Heating present
• Interior features: Breakfast area; Separate/formal living room; Galley kitchen; Convertible bedroom; Workshop; Partially finished basement; Has basement
• Laundry & utility: Washer; Dryer; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (8.3% below list).
• Recommended offer: $160k (8.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#187 in NY, #2,869 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment D-.
• Syracuse City School District (urban): math 18% / reading 26% proficiency, ranked #590 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 99 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 43% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,428 (8.3% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $177,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
497 Pleasantview Ave	0.22mi	3/1.5	1,056 (-4%)	1mo	$189,900	$180	80
232 Malverne Dr	0.31mi	3/1.5	1,142 (+3%)	1mo	$224,900	$197	78
1108 Wadsworth St	0.30mi	3/1.0	1,168 (+6%)	1mo	$165,000	$141	75
164 Berkshire Ave	0.42mi	3/1.0	1,073 (-3%)	2mo	$116,900	$109	74
307 Malverne Dr	0.35mi	2/1.0 (-1)	1,056 (-4%)	4mo	$170,000	$161	68
352 Roxford Rd N	0.47mi	3/1.5	1,164 (+5%)	0mo	$209,500	$180	66
143 Huntley St	0.29mi	2/1.0 (-1)	1,218 (+10%)	2mo	$97,000	$80	62
203 Brookline Rd	0.74mi	3/1.0	1,126 (+2%)	2mo	$190,000	$169	60
308 Kenwick Dr	0.34mi	3/1.0	1,248 (+13%)	3mo	$180,000	$144	60
211 Merrill St	0.65mi	2/1.0 (-1)	1,125 (+2%)	3mo	$180,000	$160	59
606 Roxford Rd S	0.59mi	2/1.5 (-1)	1,162 (+5%)	1mo	$210,000	$181	56
263 Wayland Rd	0.41mi	3/1.5	1,267 (+15%)	3mo	$200,000	$158	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 3.18×
• Total profit: $106,716
• Equity at exit: $157,654

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $305,151
• Equity at exit: $339,987

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13208

• Home prices YoY: 8.4%
• Active inventory: 99
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$918
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $180

Break-even live

Break-even rent $1,377

Max offer price $175,000

Occupancy floor 84%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	0.51mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	43d	1	0.86mi
1140 Wolf St Apt 3 Syracuse, NY	2.0	1.0	800	$1,200	$1.50	43d	1	0.86mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	43d	1	0.87mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	43d	1	0.89mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	13d	1	0.92mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	13d	1	1.03mi
212 Dorchester Ave Syracuse, NY	1.0–2.0	1.0	640	$1,420	$2.22	13d	15	1.09mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	43d	1	1.29mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	13d	1	1.41mi
117 Edtim Rd Syracuse, NY	1.0–2.0	1.0	545	$1,295	$2.37	13d	1	1.46mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	13d	1	1.46mi
746 E Laurel St Unit 2F Syracuse, NY	2.0	1.0	800	$1,100	$1.38	43d	1	1.47mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	43d	1	1.47mi
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	43d	1	1.47mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	43d	1	1.47mi

Listing history 7 events

1. 2026-06-15
   days on market $175,000 Active 8 DOM
2. 2026-06-14
   days on market $175,000 Active 6 DOM
3. 2026-06-13
   days on market $175,000 Active 5 DOM
4. 2026-06-10
   days on market $175,000 Active 3 DOM
5. 2026-06-09
   days on market $175,000 Active 2 DOM
6. 2026-06-08
   remarks 450-char remark
7. 2026-06-08
   listed $175,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,162 · $97/mo
• Projected year-2 tax: $2,060 · $172/mo
• Expected delta: +$898/yr (+$75/mo · 77.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,251
• − Mortgage interest: −$9,803
• − Property taxes: −$1,162
• − Insurance: −$875
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$5,091
• Taxable loss: −$760
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $2,341/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Syracuse City School District
• NCES district ID: 3628590
• Math proficiency: 18% ▼ -5.00%
• Reading proficiency: 26% ▬ 0.00%
• Median HH income: $32,097
• Composite: 17.83/100
• National rank: #9007
• State rank: #590 of 590 in NY

Livability — Syracuse

• Score: 77/100
• State rank: #187
• US rank: #2869

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Syracuse, NY
• County: Onondaga County · 247,257 people
• City population: 152,627
• Metro: Syracuse, NY
• Population (ZIP): 22,993
• Household income: $44,712
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1437.0

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 24% Asian 14% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Swedish 3% Italian 1%
• Foreign-born: 22% · Vietnam, Philippines, Canada
• Languages at home: 70% English-only · Spanish 6% Other Asian/Pacific 5% Vietnamese 4%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.91%
• Current HPI: 399.3284
• Rent YoY: —
• Metro: Syracuse, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

1 event — show timeline

• 2026-06-07 Listed $175,000 CNYIS

Property tax history

+3.7%/yr

Latest (2025): $1,162 · +0.0% YoY. Source: county tax records.